District 26 · Lentor Hills · Updated 8 Aug 2026
Updated 8 August 2026.
In 2021, Lentor was a quiet landed enclave with virtually no new residential supply. In 2026, it’s the most closely tracked OCR precinct in Singapore. Six launched developments, nearly 3,000 units, a 94% aggregate sell-through rate, and the first project already TOPped. The precinct was built on faith. The data has since validated it.
Six Lentor projects have launched since 2022, totalling 2,954 units at a 94% aggregate sell-through rate. Lentor Mansion holds the highest average at $2,257 psf despite launching fifth. Lentor Gardens Residences, the seventh parcel, is estimated above $2,150 psf. James’s read: this is a 7 to 12 year precinct-maturation hold, not a short-cycle trade.
The Complete Lentor Tracker
| Project | Developer | Units | Launch | Avg PSF | Sold | Status |
|---|---|---|---|---|---|---|
| Lentor Modern | GuocoLand | 605 | Sep 2022 | S$2,102 | ~100% | TOPped Aug 2025 |
| Lentor Hills Residences | HLH / GuocoLand / TID | 598 | Jul 2023 | S$2,080 | ~100% | TOP ~2026 |
| Hillock Green | CCCC / Soilbuild / UE | 474 | Nov 2023 | ~S$2,100 | 93% | TOP 2027 |
| Lentoria | HLH / Mitsui Fudosan | 267 | Mar 2024 | ~S$2,120 | 78% | TOP ~2027 |
| Lentor Mansion | GuocoLand / HLH | 533 | Mar 2024 | S$2,271 | 100% | TOP ~2027 |
| Lentor Central Residences | HLH / GuocoLand / CSC | 477 | Mar 2025 | S$2,200 | 100% | TOP ~2028 |
| Lentor Gardens Residences | Kingsford | ~499 | 2026 est. | Est. above S$2,150 | TBC | TOP Q1 2029 |
Sources: EdgeProp, GuocoLand, Hong Leong Holdings, Huttons, PropNex, URA, March 2026
What Lentor Modern's TOP Actually Proved
Lentor Modern received its Temporary Occupation Permit in August 2025. The first development in the Lentor Hills estate to complete.
Why a Precinct's Credibility Is a Promise Until the First Delivery
This matters beyond the obvious. A precinct's credibility is partly a promise until the first development delivers. Residents move in. The supermarket opens. The childcare fills. The MRT connection becomes a daily reality rather than a floor plan label.
Subsale transactions at Lentor Modern have already recorded double-digit gains from launch pricing. The earliest signal the precinct holds value in resale and rental, not just at launch.
The Price Progression Story
Read the Lentor price table from top to bottom and you see a clear story: consistent upward pressure across five launches over three years, with Lentor Mansion achieving the precinct's highest average at S$2,257 psf despite being the fifth project to launch.
The conventional expectation. That supply overhang from multiple launches in the same area would compress pricing. Did not materialise. Each successive launch absorbed cleanly, often at a higher psf than the previous one.
The Real Explanation: Genuine, Resale-Equity-Funded Upgrader Demand
The explanation: Lentor's buyers, HDB upgraders from Ang Mo Kio, Bishan, Yishun and Thomson, are real, funded by their flats' equity and not very price-sensitive. They're buying continuity at a private standard, not chasing momentum, and that's one of Singapore's most durable kinds of demand.
Lentor Gardens Residences: The Seventh Parcel
Kingsford Development secured the Lentor Gardens site for S$429.23 million, working out to approximately S$920 psf ppr. Lentor-gardensresidences This was the lowest land cost among the last four Lentor parcels. Reflecting either value identification or more competitive bidding dynamics as the precinct matured.
PropNex CEO Ismail Gafoor estimated the average selling price at above S$2,150 psf based on this land cost, noting Lentor Central Residences' 93% launch rate as evidence that well-positioned, sensibly-priced projects can still achieve good absorption despite earlier supply overhang concerns. EdgeProp.sg
The Unit Mix Behind This Development's 499 Units
The development comprises ~499 units across four blocks of 8 to 16 storeys. Lower-rise than most peers, family-weighted unit mix (2 to 5-bedroom and penthouse), covered linkway to Lentor MRT (TE5), adjacent to the upcoming Hillock Park. Expected TOP: Q1 2029.
For a full review of Lentor Gardens Residences. Pricing context, supply risk, school catchments, and the honest verdict. See our complete project review.
The Supply Risk: Stated Plainly
ERA CEO Marcus Chu flagged that total new housing stock within a 2km radius of the Lentor precinct will reach approximately 4,390 units once the Springleaf Residence development completes. Drawing from the same pool of potential upgraders in Ang Mo Kio, Yio Chu Kang, and Yishun. EdgeProp.sg
That's a real number. Buyers planning to sell within 5 years will compete against significant simultaneous resale inventory from neighbouring projects.
The counterweight: by August 2026, the first six parcels had effectively sold out, with Lentor Mansion and Lentor Central Residences both 100% sold. That shows the precinct absorbs supply cleanly at each stage.
The honest framing for Lentor Gardens Residences buyers: 7 to 12 year hold, not a 3 to 5 year trade. The investment thesis is precinct maturation, not short-cycle appreciation.
What's Still Coming
The eighth and final Lentor Hills parcel hasn't been tendered. Its timing and pricing will set the ultimate price ceiling. When it launches. Likely 2027 at the earliest. It enters a market where infrastructure, schools and MRT access are already proven and every prior launch has cleared.
FAQ
Is Lentor a good place to buy in 2026?+
Yes, per the data. Six launches since 2022 absorbed cleanly at a 94% aggregate sell-through rate, prices trending up despite supply concerns, and Lentor Modern's August 2025 TOP validated it with double-digit resale gains. James's view: a 7 to 12 year hold, not a short-cycle trade.
Why has Lentor's pricing kept rising despite six launches in the same area?+
The buyers, HDB upgraders from Ang Mo Kio, Bishan, Yishun and Thomson, are real, funded by their flats' equity and not very price-sensitive. They're buying continuity at a private standard near familiar schools and community, one of Singapore's most durable kinds of demand.
What is Lentor Gardens Residences and how is it priced?+
The seventh Lentor parcel, secured by Kingsford Development for S$429.23 million (~S$920 psf ppr). The lowest land cost of the last four Lentor parcels. PropNex estimates an ASP above S$2,150 psf, with approximately 499 units across four blocks of 8 to 16 storeys, expected TOP Q1 2029.
Is there a real oversupply risk in the Lentor corridor?+
ERA pointed out that new housing within 2km will reach about 4,390 units once Springleaf Residence completes. The counterweight: by August 2026, the first six parcels had effectively sold out, with Lentor Mansion and Lentor Central Residences both 100% sold, showing the precinct absorbs supply cleanly at each stage.
Is there an eighth Lentor parcel coming?+
Yes. The eighth and final Lentor Hills parcel hasn't been tendered yet. Its timing and pricing, likely 2027 at the earliest, will set the ultimate price ceiling for the precinct's new-launch phase, entering a market where infrastructure, schools and MRT access are all already proven.
Ready to Compare Lentor Options for Your Situation?
I work with HDB upgrader families across D20/D26. Want an honest read on Lentor Gardens Residences vs Springleaf Residence vs JadeScape resale for your budget and holding horizon? Let's talk.
Data & Disclaimer
All data is sourced from URA Realis, EdgeProp, UOB Global Economics & Markets Research (January 2026),, and market reports from PropNex, ERA, and Huttons as at March 2026. Specific developer insights provided by GuocoLand, Hong Leong Holdings, and Kingsford Development.
Note: This article is for informational purposes only and does not constitute financial, legal, or investment advice. Always perform your own due diligence or consult a qualified professional before making property decisions.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd
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Get my free Property Decision Review →This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
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